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HomeMy WebLinkAbout317757_1_Corrections.docxRESIDENTIAL PLAN CHECK COMMENTS Planning & Building Agency Building Safety Division 20 Civic Center Plaza P.O. Box 1988 (M-19) Santa Ana, CA 92702 (714) 647-5800 www.santa-ana.org PLAN CHECK NO: 101119919 PROJECT ADDRESS: 812 N French St PLAN CHECK ENGINEER: Ahangian, KathyTEL:714 647-5812 EMAIL: Kahangian@santa-ana.orgFAX:714 647-5897 TYPE OF CONSTRUCTION: V B OCCUPANCY CLASSIFICATION(S): R-3 PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 7/9/2024 INITIAL REVIEW 8/15/2024 EXPIRATION 1/5/2025 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. LUC PELKIER 3. TEL: (310)717-5273 FAX: VALUATION: $200,000.00 EMAIL: LUC@GENERIKDESIGN.COM FLOOD ZONE: X-0602320163J Note: Numbers in parenthesis (unless otherwise noted) refer to code sections of the 2022 California Residential Code (CRC); 2022 California Building Code (CBC); CMC = 2022 California Mechanical Code; CPC = 2022 California Plumbing Code; CEC = 2022 California Electrical Code; T = Table; ICC = International Code Council.All items noted on this plan check report must be addressed. If you feel that an item is not applicable to your project, note “N/A” and discuss the reason with the plan checker.Please indicate the sheet number and detail to the right of each correction, or note the number on the plans where the correction is made. Resubmit marked original, calculations and this correction sheet. A separate sheet for response may be used.Resubmit 3corrected sets of plans.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5812 for an appointment.The drawings/information submitted for Building Safety Division review is incomplete. The applicant shall, prior to resubmitting, complete all construction documents to show compliance with the 2022California Building Standards Code with local amendments and to clearly indicate the scope of work under this building permit application. There may be additional requirements when complete construction drawings and supporting data is submitted for Building Safety Division review. Please see corrections on submitted plans. Red marked set must be returned with revised plans. Plans resubmitted without the red markup set may result in delayed review time and additional plancheck fees.All persons preparing plans for others shall sign those plans. Business and Professions Code Chapter 3, Division 3, Section 5536.1 (a). This review does not include mechanical, plumbing or electrical work. Separate plans, applications, fees, plan checks, and permits are required for mechanical, plumbing, and electrical work. Call 647-5800 for information. The applicant shall obtain clearances/approvals for the following, prior to building permit issuance: -Planning Division approval on the corrected/final set of drawings (647-5804). Previously approved plans should be submitted to expedite the process. - Fire Department approval on the corrected/final set of drawings (647-5839 or 647-5700). -Police Department approval on the corrected/final set of drawings (647-5840). -Public Works Agency approval (647-5039). - Proof of Worker's Compensation Insurance shall be required at the time of permit issuance. - School District Compliance Certificate; and a copy of the building permit application, signed by the plan check engineer, shall be required by the School District to verify the scope of the work. Revise floor area for the new ADU to 642 sf. Provide building information on plans: - Occupancy type: R3 / U - Construction type: Type V – B Show the North arrow on the plans and centerline of labeled street(s) and alley. Property line on sheet A0.3, doesn’t match sheet G.01, provide dimensions at all setbacks including the jogged area. Provide building setbacks to finish of exterior walls to all property lines. Provide eave / overhang / projection setback to all property lines.Projections of dwelling units and accessory buildings without an automatic residential fire sprinkler protection are not permitted less than 2 feet to the property line and are required to be 1 hour fire rated on the underside with a fire separation distance between 2 feet and 5 feet. (CRC Table R302.1 (1)) Walls of dwelling units and accessory buildings without an automatic residential fire sprinkler protection with a fire separation distance less than 5 feet are required to have a full one hour rating. (CRC Table R302.1 (1)) (Wood siding is not allowed in I hr fire rated walls.)Identify slope of the roof on the roof plan.Openings are not permitted less than 3 feet to the property line. In dwelling units and accessory buildings without an automatic residential fire sprinkler protection openings are limited to 25 percent the wall area when fire separation distance is greater than 3’ and less than 5’. (CRC R302.1 (1)) Provide height of the ceiling in the living room and dining room. Is there any opening on the roof , please show on the floor plan.Show 30-inch clear width for water closet compartments and 24-inch clearance in front of a water closet. Show location of heating equipment on the plans. (CRC R303.8)Indicate detail and section references as to their appropriate location on plan views. (106.3 and 107) Carbon monoxide and smoke detector shall be in the immediate vicinity of the bedroom.Shower compartments and walls above bathtubs with shower heads installed shall be finished with a smooth, nonabsorbent surface to a height of not less than 72” above the floor. (CRC R307.2)Glass enclosure doors and panels must be labeled Category II. Swing door outward. Net area of shower receptor shall be not less than 1,024 sq. in. of floor area, and encompass 30-inch diameter circle. (CPC411.7)For each enclosed attic space with a maximum vertical height greater than 30 inches, provide a minimum of 22 x 30 inches attic access. (CRC R807.1) Provide detail of roof construction assembly. (CRC 902.1) Callout attic vent locations, sizes and types on plans. Provide attic ventilation calculation to show minimum ventilation is provided. (CRC R806.2) Provide cross ventilation.Fireblocking is required in concealed spaces 10’ o.c. horizontal, vertically at the ceiling and floor levels, connections between horizontal and vertical spaces, concealed spaces between stair and landing, openings around vents, pipes, ducts, cables, wires, chimneys and fireplaces. (CRC R302.11)Specify a minimum 0.019” (No. 26 galvanized sheet gage) corrosion-resistant or plastic weep screed located below foundation plate line and 4 inches above grade on all exterior stud walls or 2-inches above paved areas. (CRC R703.6.2.1) Revise calculation to comply with CBC 2022. On framing plan shows mezzanine, no floor plan provided. Please verify with the planning, and show compliance with CRC 2022. Submit engineering calculations for vertical and lateral loads prepared by a registered Civil, Structural Engineer or Architect. Additional Structural Corrections may apply. Provide detail for full height interior shearwalls on sheet S-2. Provide footing for shearwall on line 2. Provide detail to show how hip beams and ridge beams connected. Provide support for hip beam and ridge beam connection. Provide detail to prevent hip beam from slipping off at the corner walls. Justify how roof rafters are supporting the loads from the wall and roofs of the dormers. Is there any header to support the windows at the dormer. Provide full section detail to show roof and floor joists from top to the bottom. 3”x3”x.229” steel plate washers are required on all anchor bolts in a braced wall line. (CRC R403.1.6.1)For plywood floor diaphragm, specify thickness, grade, T&G edges, panel span rating, nailing schedule and panel layout pattern. Please revisit all 4x12 beams on roof framing sheet S-2 and provide detail how and where they are supported.Please provide detail for all locations per red mark.Provide continuous Second Floor plywood diaphragm to exterior shear walls of First Floor, when Second Floor exterior shear walls are recessed. Revise footing detail to show bottom rebar at least 3” CLEAR from ground below. (1907.5) Provide post at each end of the beams. Cross reference all calculations for joists, beams, shear walls, etc., to framing/floor plans. Post-beam connections must be detailed on the drawings ensuring against uplift and lateral displacement. Detail 1/ A2-4 called on sheet A3-1 is not included. Revise structural calculations to show compliance with AF&PA SDPWS T4.3.4 for shear wall ratio of 2:1. For design to resist seismic forces, shear wall height-width ratios greater than 2:1, but not exceeding 3½:1, are permitted provided the allowable shear values in T4.3.4 are multiplied by 2bs/h. Detail the shear transfer connections which transfer lateral forces from horizontal diaphragms through intermediate elements and shear walls to the foundation. (1603) Detail how the interior shear walls are connected to the roof/floor diaphragm(s). (1603) Specify the size, spacing and direction of rafters. Submit a review letter by soils engineer and incorporate any requirements and recommendations into the plans. Independent footing shall be minimum 24” deep per soils report. Provide 3 inch layer of sands per soils report for the slab. Soils engineer has to stamp foundation plan. The residence shall conform to the State Energy Conservation Standards. Submit forms and calculations for energy T-24. Indicate all compliance measures from the energy compliance documentation on the plans. (i.e., Insulation for sections, U-factors SHGC). Revise door and window schedule or floor plans to show compliance. (T24-1-10.111)Revise framing plans to indicate insulation for walls R= ceiling R= , and raise floor R= climate zone 8. Per energy calculation.A minimum 100 amp service panel is required for all new dwellings. (CEC 230.79(C)) Kitchen shall be vented to the outside. On the plan, please show exhaust fan(s) in kitchen (100 cfm minimum).New building, or addition more than 1000 sq.ft. – Provide Whole house ventilation.  On the plan, please provide/show method of whole house ventilation in compliance with ASHRAE Standard 62.2.  – provide complete notes, details and calculations. (150.0(o)); (150.2(a)(C))Provide building sections to show building envelope, including wall, floor, and roof/ceiling insulation, per Title 24 calculation. On the plan, please specify minimum PV system size (in KW) in accordance with the Title 24 calculation. (Section 150.1(c)14; 150.1(b)(1)) Make a note on the drawings ; “ Photovoltaic system to be provided per title -24 , under separate permit and installed prior to the final inspection.” Systems using gas or propane water heaters to serve individual dwelling units shall designate a space at least 2.5 feet by 2.5 feet wide and 7 feet tall suitable for the future installation of a heat pump water heater (HPWH) by meeting either A or B listed under Section 150.0(n). -If the designated space is within 3 feet from the water heater: -A dedicated 125 volt, 20 amp electrical receptacle that is connected to the electric panel with a 120/240 volt 3 conductor, 10 AWG copper branch circuit, within 3 feet from the water heater. Energy Storage System (ESS) Ready:  All single-family residences that include one or two dwelling units, and ADU shall meet the following: At least one of the following shall be provided: ESS ready interconnection equipment [auto transfer switch and panel] with a minimum backed-up capacity of 60 amps and a minimum of four ESS-supplied branch circuits, or A dedicated, minimum 1” raceway from the main service to a subpanel that supplies the branch circuits in Section 150.0(s)(2). Electric cooktop ready: System using gas to serve individual dwelling units shall include the following shall include a dedicated 240 volt, minimum 50 amps circuit wiring shall be installed within 3-ft from the cooktop for a future electric cooktop installation. Electric clothes dryer ready: Clothes dryer using gas to serve individual dwelling units shall include a dedicated 240 volt, minimum 30 amps branch circuit wiring shall be installed 3-ft from the clothes dryer location for a future electric clothes dryer installation. AGING-IN-PLACE DESIGN AND FALL PREVENTION section R327 R327.1Aging-in-place design and fall prevention. Newly constructed dwellings subject to the requirements of this code shall be designed and constructed in accordance with Sections R327.1.1 through R327.1.4. R327.1.1Reinforcement for grab bars. At least one bathroom on the entry level shall be provided with reinforcement installed in accordance with this section. Where there is no bathroom on the entry level, at least one bathroom on the second or third floor of the dwelling shall comply with this section. 1.Reinforcement shall be solid lumber or other construction materials approved by the enforcing agency. 2.Reinforcement shall not be less than 2 by 8 inch (51 mm by 203 mm) nominal lumber. [11/2 inch by 71/4 inch (38 mm by 184 mm) actual dimension] or other construction material providing equal height and load capacity. Reinforcement shall be located between 32 inches (812.8 mm) and 391/4 inches (997 mm) above the finished floor flush with the wall framing. 3.Water closet reinforcement shall be installed on both side walls of the fixture, or one side wall and the back wall. 4.Shower reinforcement shall be continuous where wall framing is provided. 5.Bathtub and combination bathtub/shower reinforcement shall be continuous on each end of the bathtub and the back wall. Additionally, back wall reinforcement for a lower grab bar shall be provided with the bottom edge located no more than 6 inches (152.4 mm) above the bathtub rim. R327.1.1.1Documentation for grab bar reinforcement. Information and/or drawings identifying the location of grab bar reinforcement shall be placed in the operation and maintenance manual in accordance with the California Green Building Standards Code, Chapter 4, Division 4.4. R327.1.2Electrical receptacle outlet, switch and control heights. Electrical receptacle outlets, switches and controls (including controls for heating, ventilation and air conditioning) intended to be used by occupants shall be located no more than 48 inches (1219.2 mm) measured from the top of the outlet box and not less than 15 inches (381 mm) measured from the bottom of the outlet box above the finish floor. R327.1.3Interior doors. , at least one bathroom and one bedroom on the entry level shall provide a doorway with a net clear opening of not less than 32 inches (812.8 mm), measured with the door positioned at an angle of 90 degrees from the closed position; or, in the case of a two- or three-story single family dwelling, on the second or third floor of the dwelling if a bathroom or bedroom is not located on the entry level. R327.1.4Doorbell buttons. Doorbell buttons or controls, when installed, shall not exceed 48 inches (1219.2 mm) above exterior floor or landing, measured from the top of the doorbell button assembly. Where doorbell buttons integrated with other features are required to be installed above 48 inches (1219.2 mm) measured from the exterior floor or landing, a standard doorbell button or control shall also be provided at a height not exceeding 48 inches (1219.2 mm) above exterior floor or landing, measured from the top of the doorbell button or control. Existing House Provide roof planfor the existing house. Provide demo plan for the existing house Engineer of record shall verify if the Demo’s walls are bearing or shear wall. Provide construction detail for all new openings in the existing house, engineering calculation might be required. Provide heating equipment for the exiting house Provide smoke detector and carbon monoxide detector for the existing house.